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PIA Buyer Pathways

Know the next step—before the pressure starts.

Choose your pathway. PIA turns a complex purchase into a staged checklist, shows who to involve, and highlights the rules that change by state or territory.

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Finance before property search

PIA’s pathway makes a current pre-approval the first active-search checkpoint. Tactical Finance can assess lender policy, deposit schemes, structure and a safe budget. Pre-approval remains conditional and does not guarantee final finance.

Start with Tactical Finance ↗

Your purchase location

State and territory differences

Select where you expect to buy. The guide changes its assistance, contract and local due-diligence warnings.

NSW · checked 27 July 2026

Duty relief applies to eligible new and existing homes within published value thresholds.

Assistance snapshot

  • First Home Buyers Assistance Scheme: full transfer-duty exemption for eligible new or existing homes up to $800,000; concession above $800,000 and below $1 million.
  • For eligible vacant land, published thresholds are exemption up to $350,000 and concession above $350,000 and below $450,000.
  • For contracts from 1 July 2023, at least one eligible buyer generally must move in within 12 months and live there continuously for 12 months.

Local due diligence

  • Flood, bushfire and mine-subsidence exposure where relevant
  • Strata report, capital works fund and defect history
  • Council planning certificate and unapproved structures

Contract warning

Private-treaty purchases generally have a 5-business-day cooling-off period (10 business days for many off-the-plan contracts). Auction and certain same-day post-auction contracts have no cooling-off period; a signed 66W certificate can waive it. Obtain legal advice before signing or waiving.

Revenue NSW — First Home Buyers Assistance Scheme ↗NSW Government — contracts and deposits ↗

National options to discuss with your broker

Australian Government 5% Deposit Scheme

Eligible first-home buyers may buy with a minimum 5% deposit through a participating lender; eligible single parents or legal guardians may qualify from 2%. Price caps and other rules apply, and lender approval is still required.

Open official source ↗

Australian Government Help to Buy

A shared-equity pathway for eligible buyers with at least a 2% deposit. The Australian Government may contribute up to 30% of an existing home or 40% of a new home, subject to income, property and ongoing obligations.

Open official source ↗

First Home Super Saver scheme

Eligible voluntary super contributions can be released for a first home, subject to annual and total limits and an ATO determination. Start with the ATO process before signing a contract.

Open official source ↗

9 guided checkpoints

Your step-by-step purchase path

Open a step when you need the deeper detail.

01 · PREPARE

Set the goal and clean up the numbers

Before viewing homes, decide what a safe purchase looks like for your life—not simply the maximum a lender may approve.

What to do

  • Write down your preferred areas, non-negotiables, likely holding period and a realistic move-in date.
  • Build a complete monthly budget including repayments, council rates, strata, insurance, utilities, maintenance and a cash buffer.
  • Collect payslips, tax returns, bank statements, identification, savings evidence and details of every debt, credit limit and ongoing commitment.
  • Avoid new credit applications, buy-now-pay-later accounts and unexplained large transfers while finance is being assessed.

Who to involve

  • Mortgage broker
  • Accountant or financial adviser when personal tax or structure advice is needed

Watch for

  • Budgeting from a lender maximum
  • Forgetting strata and ownership costs
  • Using every dollar for the deposit
Move on when: You know your comfortable repayment, have a deposit/expenses buffer and can explain your financial position.

02 · FINANCE FIRST

Obtain a current finance pre-approval

PIA treats pre-approval through Tactical Finance as the required checkpoint before an active property search. It is conditional—not a guarantee of final approval.

What to do

  • Ask Tactical Finance to assess borrowing capacity, deposit options, government schemes, lender policy and a repayment buffer.
  • Confirm the pre-approval amount, expiry date, conditions, acceptable property types and locations, and what changes must be reported.
  • Keep purchase costs outside the deposit calculation unless your broker confirms otherwise.
  • Do not make an unconditional offer merely because pre-approval exists; the lender must still approve the property and complete final checks.

Who to involve

  • Tactical Finance Australia — mortgage brokerage
  • Participating lender where a government guarantee/shared-equity scheme is used

Watch for

  • Online calculators presented as approval
  • Pre-approval expiring mid-search
  • Changing jobs, debts or spending without telling the broker
Move on when: A written, current pre-approval and maximum purchase-cost plan are on file before inspections begin.

03 · BUILD THE TEAM

Appoint independent professionals early

The selling agent represents the seller. Your legal adviser, inspectors and finance adviser should act for you and be ready before an offer is signed.

What to do

  • Appoint a solicitor or licensed conveyancer who practises in the state or territory where you are buying.
  • Identify an independent building inspector and, where relevant, a pest inspector, strata-record inspector or structural engineer.
  • Ask for scope, fee, insurance/licence details, turnaround time and any referral relationship in writing.
  • Send the draft contract and property documents to your legal adviser before bidding or signing whenever possible.

Who to involve

  • State/territory solicitor or licensed conveyancer
  • Licensed/appropriately qualified building and pest professionals
  • Strata-record inspector for strata/community title

Watch for

  • Relying only on an agent-recommended provider
  • A cheap inspection with exclusions you have not read
  • Signing before legal review in a no-cooling-off situation
Move on when: Your legal and inspection team can respond within the timeframes likely in your target market.

04 · SEARCH

Search inside the approved brief

Compare homes against the same written checklist so urgency and presentation do not quietly change your budget or priorities.

What to do

  • Confirm recent comparable sales, transport, services, planning activity, hazards and likely ongoing ownership costs.
  • Inspect at different times and test the commute, noise, parking, mobile coverage and street conditions.
  • For units or townhouses, obtain strata/community records, budgets, insurance, maintenance plans, defects and special levies.
  • Keep a simple pass/hold/reject record and never increase the ceiling without rechecking finance and total costs.

Who to involve

  • Mortgage broker for property-policy questions
  • Buyer’s agent if independently appointed
  • Local council/planning authority where needed

Watch for

  • Underquoting or emotional escalation
  • Cosmetic renovation hiding defects
  • A property type the lender will not accept
Move on when: The property fits the written brief, finance policy and total-cost ceiling before an offer is prepared.

05 · VERIFY

Complete property and legal due diligence

Inspections and searches should be tailored to the property, title and local hazards—not treated as a generic tick-box exercise.

What to do

  • Have the contract, title, easements, covenants, planning information and disclosure documents reviewed by your legal adviser.
  • Complete building and pest inspections before becoming unconditional wherever the sale method permits.
  • Check flood, bushfire, cyclone, coastal, contamination, mine-subsidence or heritage risk relevant to the location.
  • Obtain an insurance quote before the contract becomes unconditional; unavailable or unaffordable cover can affect finance and ownership costs.
  • Arrange specialist review for cracking, moisture, pools, retaining walls, unapproved structures, solar/electrical or other flagged items.

Who to involve

  • Solicitor/conveyancer
  • Building and pest professionals
  • Specialist engineer/trade when flagged
  • Insurer

Watch for

  • Inspection exclusions
  • Unapproved additions
  • Uninsured hazards
  • Assuming a cooling-off period replaces proper due diligence
Move on when: Material defects, legal restrictions, insurance and estimated rectification costs are understood before the contract is unconditional.

06 · OFFER OR AUCTION

Set price, conditions and authority before acting

The contract—not a conversation with the agent—controls your rights. Auction purchases are commonly unconditional with no cooling-off period.

What to do

  • Set a walk-away price from evidence and total costs, not the advertised range.
  • Have your legal adviser approve the contract and any finance, inspection, settlement or special conditions before signing.
  • Confirm deposit amount, payment method and identity/payment instructions through a separately verified channel.
  • For auction, finish finance, legal, strata and physical due diligence before bidding and never bid beyond written authority.

Who to involve

  • Solicitor/conveyancer
  • Tactical Finance
  • Buyer’s agent or auction bidder if used

Watch for

  • Waiving protections for speed
  • Verbal promises absent from the contract
  • Changed bank details or deposit-redirection scams
Move on when: Your price and contract conditions are approved in writing before you sign or bid.

07 · FORMAL APPROVAL

Move from conditional approval to unconditional finance

Your broker coordinates the lender’s valuation and final assessment. Do not assume the finance condition is satisfied until your legal adviser confirms the required notice.

What to do

  • Send the signed contract and requested documents to Tactical Finance immediately.
  • Respond promptly to lender conditions and do not take new debt, move funds unexpectedly or change employment without advice.
  • Review the loan offer, rates, fees, repayments, offset/redraw and fixed/variable features before acceptance.
  • Ask your broker and legal adviser to coordinate the finance-condition deadline and any extension request.

Who to involve

  • Tactical Finance
  • Lender
  • Solicitor/conveyancer

Watch for

  • Valuation below price
  • Missing a finance deadline
  • Confusing loan documents with settlement completion
Move on when: Formal approval and loan documents are complete, and your legal adviser confirms the contract position.

08 · SETTLEMENT

Prepare funds, insurance and the final inspection

Your legal adviser and lender complete the transfer, but you still need to confirm funds, documents, property condition and cover.

What to do

  • Confirm the settlement statement, duty/concessions, adjustments, funds required and verified payment instructions.
  • Arrange insurance from the date advised by your legal adviser and lender; risk timing differs by jurisdiction and contract.
  • Complete a final inspection close to settlement and compare the condition, inclusions and agreed repairs with the contract.
  • Do not send money using details from an unverified email. Call a known number to confirm any payment change.

Who to involve

  • Solicitor/conveyancer
  • Tactical Finance and lender
  • Insurer
  • Building professional if a defect must be rechecked

Watch for

  • Settlement shortfall
  • Email payment fraud
  • Unresolved damage or missing inclusions
  • Assuming keys are available before settlement confirms
Move on when: Funds, insurance, final inspection and legal settlement requirements are confirmed.

09 · FIRST 90 DAYS

Protect the home and keep the plan healthy

After settlement, keep evidence, complete urgent maintenance and preserve the cash buffer rather than rushing into cosmetic work.

What to do

  • Save the contract, settlement statement, loan documents, inspection reports, warranties and insurance schedule securely.
  • Update address, utilities and emergency contacts; change locks/security codes where appropriate.
  • Prioritise safety, moisture, electrical, pest and structural items identified in reports.
  • Review repayments and offset habits with Tactical Finance before the pre-approval assumptions are forgotten, and schedule an annual loan review.
  • Track and satisfy every grant, duty-concession and owner-occupation condition.

Who to involve

  • Tactical Finance for annual review
  • Insurer
  • Relevant trades
  • Accountant where required

Watch for

  • Breaching residence conditions
  • Using the emergency buffer immediately
  • Ignoring inspection recommendations
Move on when: Records, residence obligations, maintenance priorities and the first finance review are scheduled.
Buyer Guides · PIA